Lehi Planning Commission Meeting - January 23, 2025

This meeting on January 23, 2025 at 7:00 PM covered six agenda items, including three conditional use permits, a plat amendment, a code amendment, and consent items. The commission approved modifications to a pylon sign restriction, approved a flavor manufacturing facility (Sensapure) over public concerns, approved a dog boarding facility (Perfect Wag), approved a cell tower monopole at Skyridge High School, approved a plat amendment for park access, and forwarded a positive recommendation on a development code amendment to the city council. Discussions highlighted limitations on the commission's ability to impose conditions on conditional uses.

Consent Calendar

• Minutes Approval: The commission unanimously approved the minutes from the January 4, 2025 and January 9, 2025 meetings (items 2.1 and 2.2). Note: The agenda incorrectly listed January 2nd instead of January 4th, which was corrected during the meeting.

Public Comments & Testimony

• Sensapure (Item 3.2): 68 online comments and several in-person speakers expressed concerns about odors, air quality (VOCs), traffic, and property values. Terren Briggs, a neighborhood resident, highlighted potential health risks from unknown chemicals. Lindsay Gordon echoed concerns. The applicant's team (Tom Greeting and Dr. Derek Reer) responded that emissions are food-grade, below regulatory thresholds (30 lbs/year vs. 5-ton threshold), and that wet scrubbers would mitigate odors. No air quality audit is required.
• Perfect Wag (Item 3.3): One online comment raised parking concerns and suggested the parking lot should be split for better land use. No in-person public comments.
• Summer Crest Plat Amendment (Item 3.5): Matt Giants questioned the timing and plan for the park's east side. Ken Roberts expressed support for pedestrian access. A written comment from Mr. Keats opposed the access due to property value concerns, safety, and topography.

Discussion Items

• 3.1 EV Auto Pylon Sign Modification: Tyler Jones, on behalf of the property owner, presented a light study showing the sign's impact is below 0.2 foot-candles, meeting code. The original conditional use required the sign to be turned off during certain hours. The city attorney clarified that the commission could not impose restrictions without evidence of detrimental impact. After discussion, the commission voted to remove the restriction, with a recommendation to explore adjusting the sign's orientation to minimize light spill toward residences. Motion passed unanimously.
• 3.2 Sensapure Conditional Use: The applicant (Sensapure, a flavor manufacturer) proposed leasing space in an existing building at Lewis Landing. Staff noted the prior condition requiring semi-truck traffic to use 2100 North still applies. Extensive deliberation about the commission's ability to impose conditions (e.g., requiring scrubbers, a revisit after one year). The city attorney noted that the code only allows conditions to mitigate proven detrimental effects. A motion to approve the conditional use moved forward with a finding removed regarding